My Gravesend conveyancer has discovered a difference when comparing the surveyor’s assumptions in the valuation report and what is in the title deeds. My solicitor informs me that he needs to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
It is is a decade since I acquired my house in Gravesend. Conveyancing lawyers have recently been instructed on the sale but I can't find my title deeds. Is this a problem?
Don’t worry too much. First the deeds may be with the mortgage company or they may be in the possession of the conveyancers who acted in the purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Gravesend involves registered property but in the unlikely event that your home is not registered it is more tricky but is not insurmountable.
My grandfather passed away 10 months ago and as sole heir and executor I was left the property in Gravesend. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
If you plan to re-mortgage then Coventry BS will insist on your using a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
Are all Gravesend Conveyancing Quality Solicitors on the Nottingham conveyancing panel?
Some major lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
We are getting the release of further funds on our home loan from Principality as we intend to carry out a loft conversion to our property in Gravesend. Are we obliged to appoint a bricks and mortar Gravesend solicitor on the Principality conveyancing panel to handle the legals?
Principality do not ordinarily require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.
I am selling my apartment. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being pedantic. The Gravesend solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My relative suggested that where I am buying in Gravesend I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Gravesend conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Gravesend around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Gravesend Education with plans and statistics, Local Amenities and other useful information regarding Gravesend.
Me and my brother have a 4 bedroom Georgian property in Gravesend. Conveyancing solicitor represented me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gravesend and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing solicitor who conducted the conveyancing.